Neighbor: Pond Meadow condo proposal is ‘outright abuse’ of PDD process

Developer John Guedes discusses the Pond Meadow proposal at a Nov. 18 zoning meeting in Shelton.

Developer John Guedes discusses the Pond Meadow proposal at a Nov. 18 zoning meeting in Shelton.

 

Density, traffic, visibility to nearby homes, and the potential impact on the environment and property values were among the concerns raised by neighbors and other speakers to a proposed 20-unit condominium complex at Huntington Street and Shelton Road in Shelton, near Exit 11 of Route 8.

About 20 people spoke against the proposed Pond Meadow plan during a Nov. 18 public hearing by the Shelton Planning and Zoning Commission.

Shelton’s city engineer, the Shelton Conservation Commission, the town of Trumbull and other entities also expressed concerns or opposition to the application for a 2.1-acre parcel at 39 Shelton Road.

The land is now zoned Residence-1 (R-1) for one house per acre. Pond Meadow LLC, affiliated with developer John Guedes, wants to change the zone to create a Planned Development (PDD) to allow for the condo complex.

 

Site includes wetlands, pond

The land also includes wetlands and a pond. It is next to a 3.4-acre open space parcel owned by the Shelton Land Conservation Trust that is known as Bushinsky Arboretum.

A rendering of some of the 20 condo units being proposed for 49 Shelton Road, which is near the start of Huntington Road in Shelton.

A rendering of some of the 20 condo units being proposed for 39 Shelton Road, which is near the start of Huntington Street in Shelton.

Fred Barmmer, who owns an abutting piece of property but lives elsewhere in Shelton, called it an “outlandish” proposal that would be “an outright abuse” of the PDD process. The plan would put a multi-floor building “three feet from my property” while benefiting “the developer’s bank account,” he said.

Barmmer also said the development would “devalue” nearby properties and “set a precedent for any R-1 zone.”

 

‘Special piece of property’

Raymond Rizio, an attorney representing the applicant, said a new PDD would be “a natural extension of the Bridgeport Avenue corridor,” where multiple businesses and some multi-family housing developments are located. It would “clearly not be a case of spot zoning,” he said.

A PDD can allow for the “creative” development of “a special piece of property,” said Rizio, and the 2.1-acre parcel meets all the minimum requirements for a PDD. “This is a very attractive use” for this unique parcel, he said.

This map, presented by the developer, shows the many existing Planned Development Districts near the proposed Pond Meadow condo site (which is the small purple rectangle in the lower left).

This map, presented by the developer, shows the many existing Planned Development Districts near the proposed Pond Meadow condo site (which is the small purple rectangle in the lower left).

Pond Meadow would consist of four buildings — two structures with six residential units each, and two structures with four residential units each. They would be up to three-and-a-half stories in height. There would me a maximum of 44 bedrooms in the complex.

The developer’s traffic engineer, David Sullivan, said the development would increase traffic by up to 15 vehicles per peak travel hour. “It’s not a big traffic generator,” said Sullivan, of the firm Milone and MacBroom.

 

The location

The 2.1-acre property is at the intersection of Shelton Road, Huntington Street, Bridgeport Avenue and Huntington Road.

Shelton Road is the same street as Bridgeport Avenue, south of the Huntington Street/Huntington Road intersection. The Trumbull town line is only a few hundred feet from the intersection.

The property is close to Lobsterback Road and Tory Lane, as well as Golden Hill Street in Trumbull. It is also close to the Stratford town line.

This aerial photo/map shows the 2.2-acre parcel at Shelton Road and Huntington Street (”Proposed PDD”) where developer John Guedes wants to build a 20-unit condo complex to be known as Pond Meadow.

This aerial photo/map shows the 2.2-acre parcel at Shelton Road and Huntington Street (”Proposed PDD”) where developer John Guedes wants to build a 20-unit condo complex to be known as Pond Meadow.

Guedes is seeking conceptual approval for now, which means the final plans would be subject to receiving additional zoning approval. The Shelton Inland Wetlands Commission also would need to approve the project, with much of the proposed development being within the wetlands regulated area.

The developer has a contingency deal to purchase two parcels that would be combined for the project. An existing home on the property would be torn down to make way for the condo complex.

The public hearing on the Pond Meadow plan was continued to Jan. 13.

 

Look for more extensive coverage of the P&Z meeting on the Pond Meadow proposal in the coming days on this website.

 

 

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